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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Assisted living facilities
452 Sellers St, Glendora, CA 91741-3846
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7913359
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1959
Construction
WOOD
Total area
7,504 SF
Lot
1.2 ac (52,085 SF)
Zoning code
GDR2_PD
APN
8660-014-012
UPID
US09-7913359
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Glen Park at Glendora Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$455k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$678k
Blend (final)
Blend
$565k
Owner & transaction history
Jjp Investment LLC · 11 yrs held
Jjp Investment LLC
since 2015
7 recorded transactions
Zoning & alternative use
GDR2_PD · Glendora, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Glendora submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendora submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$455,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$565k
Range $509k – $622k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$75 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$46,326
Tax year 2024
Assessed value
$3,570,000
Assessed 2024
Previous assessed
$3,570,000
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$2,346,000
Assessed improvement
$1,224,000
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1959
Construction
WOOD
Heating
NONE
Stories
1
Total area
7,504 SF
Lot
1.2 ac (52,085 SF)
Zoning code
GDR2_PD
APN
8660-014-012
UPID
US09-7913359
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GDR2_PD · Glendora, CA
Zoning GDR2_PD · permitted uses
GDR2_PD · Glendora, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendora. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1959
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.2 ac
Current owner
From public records · entity-resolved
Jjp Investment LLC
Entity
Mailing address
1027 S CENTRAL AVE, GLENDALE, CA 91204-3957
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2023
—
Glen Park At Glendora LLC
—
Deed
related
$2,380,000 · Allstar Financial Services INC
Apr 11, 2019
—
Jjp Investment LLC
—
Deed
related
$1,350,000 · Jpmorgan Chase Bank NA
Nov 1, 2018
—
Jjp Investment LLC
—
Deed
related
$1,250,000 · Jack Su
Mar 18, 2015
$975,000
Jjp Investment LLC
Turner Glenda L 2000 Trust
Grant Deed
—
Feb 13, 2013
—
Lc Turner Ents INC
Turner Glenda L 2002 Trustrt
Quit Claim Deed
—
Nov 15, 2011
$975,000
Jjp Investment LLC
L C Turner Ent INC
Grant Deed
—
Nov 22, 2004
—
Turner Glenda L 2002 Trust
Turner,glenda
Quit Claim Deed
related
—
Dec 20, 1988
$144,000
L C Turner
Unknown
Grant Deed
—
—
—
Jjp Investment LLC
—
Deed Of Trust
related
$1,250,000 · Jack Su
—
—
Lgw Property Management INC
—
Deed Of Trust
related
$814,799 · Sanwa Bank California
—
—
Lgw Property Management INC
—
Deed Of Trust
related
$644,564 · Sanwa Bank California
—
—
Lgw Property Management INC
—
Deed Of Trust
related
$602,000 · Pff Bank & Trust
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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